DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.43 ACRES INTO 20 LOTS AND ONE (1) OUTLOT TO BE KNOWN AS THE LAKES OF RADISSON 62ND ADDITION, LOCATED AT LAKES PARKWAY/HARPERS STREET. PRICE CUSTOM HOMES. (CASE FILE NO. 16-0024/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/10/16 |
|
City Council (Preliminary Plat) |
06/02/16 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
06/19/16 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. Public comment included concern for traffic impacts, density, and street lighting in the area. The Planning Commission recommended the City Council review the street lighting in the area and adding a condition to the preliminary plat and Conditional Use Permit requiring the applicant to receive the necessary and required approvals from the Lakes of Radisson Master Association.
Background
The Lakes of Radisson 62nd Addition consists of subdividing approximately 4.43 acres into a subdivision with 20 dwelling units. The preliminary plat also includes one outlot for a private drive.
This application proposes a variety of different housing product types. The housing types are consistent with existing detached townhomes that have been constructed within the City. Price Custom Homes would be the developer and builder.
The proposed single-family products would include brick, stone, and varying rooflines. The single level floor plan would provide a minimum of 1,550 square feet of finished area and the two-story would provide a minimum of 2,000 s.f. above grade. The estimated price range is $400,000-$475,000.
All single family detached units are proposed to be constructed with a minimum 18-foot front yard setback. All homes will have a minimum 20-foot rear yard setback. A minimum of 10 feet between houses will be provided in the side yard.
All yards and driveways will be association maintained.
The applicant has provided a landscape plan that will nicely compliment the development and provide an attractive appearance.
Engineering Items
A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control details shall be included on the grading plan. Lot grading to be consistent with Lakes Water Management Plan.
The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency. A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
Coon Creek Watershed District permit is required prior to any work being done on site.
As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, traffic control signs, street signs, and all appurtenant items. Plans and specifications must be approved by the City prior to start of construction. The street name shall be Flanders Street NE. Utilities (sanitary sewer, water main, storm sewer) and streets are private and shall be maintained by a homeowners association. Per the City’s street light policy, one additional light will be needed at the southern connection of Flanders Street with North Marina Circle.
The Developer is proposing to construct the private street 29’ wide back to back. This will allow parking on both sides of the street. A six foot wide concrete sidewalk must be installed along North Marina Circle.
Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. The Developer is to provide access for maintenance of storm water detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way for all of the parkway style developed streets.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
Execution of a Site Improvement Performance Agreement, which sets forth in greater detail these plat conditions as well as other technical and financial responsibilities for the development of this plat.
Soil boring information is required for determination of lowest floor elevations.
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
All development signage by separate review.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Grading Plan
Landscape Plan
House Elevations/Floor Plans
Letter from Master Homeowners Association
Body
WHEREAS, an application has been filed by Price Custom Homes as subdivision Case File No. 16-0024; and
WHEREAS, said case involves the division of land described as follows:
OUTLOT M, THE LAKES OF RADISSON TWENTIETH ADDITION, according to the recorded plat thereof, Anoka County, Minnesota
WHEREAS, the Blaine Planning Commission has reviewed said case file on May 10, 2016; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 16-0024 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on June 2, 2016.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for addition name permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication for this plat has been previously addressed through the agreement for credit and payment as outlined in the approved Park Development Agreement and based on the platting of up to 3,300 housing units and 11 acres of commercial/retail.
2. A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control and tree preservation details shall be included on the grading plan. Lot grading to be consistent with Lakes Water Management Plan.
3. The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
4. A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
5. Coon Creek Watershed District permit is required prior to the approval of any work being done onsite.
6. As-built surveys will be required to verify structure elevations and lo grading for each structure constructed.
7. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, traffic control signs, street signs, and all appurtenant items. A six foot wide concrete sidewalk must be installed along North Marina Circle. Plans and specifications must be approved by the City prior to start of construction.
8. The private street shall be signed for no parking on one side. The street name shall be Flanders Street NE.
9. Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. Developer to provide access to existing power lines in plat. The Developer is to provide access for maintenance of storm water detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
10. Developer to require homeowner’s associations to be responsible for maintenance and upkeep of landscape improvements along and within the right-of-way for all of the parkway style developed streets. Utilities (sanitary sewer, water main, storm sewer) and streets are private and shall be maintained by a homeowners association.
11. Developer to install grouped mailboxes with design and locations approved by City and US Postal Service. Maintenance of the mailboxes to be the responsibility of the homeowner’s association.
12. Execution of a Site Plan Performance Agreement, which sets forth in greater detail the plat conditions as well as other responsibilities for the development of this plat. Site work cannot commence until after execution of a SIPA (Site Improvement Performance Agreement), establishment of required financial guarantees and formal Site Plan Approval from the City.
13. Soil boring information is required for determination of lowest floor elevations.
14. Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
15. All development signage by separate review.
16. Developer to execute and record, with the sale of each single family lot, an affidavit indicating to homebuyers that the soils located in the rear and side yards of the single family lots have not been corrected to accommodate general building construction or pools, decks, and porches and that additional effort may be required, by the homeowner, to stabilize those soils before additional construction could occur.
17. Landscaping for The Lakes of Radisson 62nd Addition common areas and along the streets to be completed as shown on the approved Site Plan.
18. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreements and releases related to the approval, recording or administration of Lakes of Radisson 62nd Addition.
PASSED by City Council of the City of Blaine this 2nd day of June, 2016.